2219 Travis Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$175,000

3 bd · 2.0 ba · 1,568 sqft · Other · 285 Days on market

Built 1996 0.35 ac lot $112/sqft · at area comps Est $175k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

Key facts

• New stove
• New hvac
• Remolded

Tags

• REMOLDED
• NEW ROOF
• NEW CABINETRY
• NEW COUNTER TOP
• NEW HVAC
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $78 ($937/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (6.9% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Richmond County (urban): math 12% / reading 20% proficiency, ranked #154 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 369 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $175k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $174,811
• List price: $175,000
• Delta: 0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.43×
• Total profit: $-28,134
• Equity at exit: $26,093

10-year hold

• IRR: -15.2%
• Equity multiple: 0.26×
• Total profit: $-36,450
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $78

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $199	-5% $139	+0% $78	+5% $18	+10% $-43
Rent	-10% $-51	-5% $14	+0% $78	+5% $142	+10% $207
Rate	-1.0pp $166	-0.5pp $123	base $78	+0.5pp $33	+1.0pp $-13

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	16d	1	0.54mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	25d	1	0.96mi
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	45d	1	0.99mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	45d	1	1.01mi
3325 Hamden St Augusta, GA	3.0	2.0	1554	$1,435	$0.92	25d	1	1.16mi
3420 Linderwood Dr Augusta, GA	4.0	2.0	1805	$2,035	$1.13	25d	1	1.38mi

Listing history 30 events

1. 2026-06-15
   days on market $175,000 Active 285 DOM
2. 2026-06-14
   days on market $175,000 Active 283 DOM
3. 2026-06-10
   days on market $175,000 Active 280 DOM
4. 2026-06-09
   days on market $175,000 Active 279 DOM
5. 2026-06-09
   days on marketlisting id $175,000 Active 278 DOM
6. 2026-06-08
   days on market $175,000 Active 275 DOM
7. 2026-06-07
   days on marketlisting id $175,000 Active 274 DOM
8. 2026-06-03
   days on market $175,000 Active 23 DOM
9. 2026-06-02
   days on marketlisting id $175,000 Active 22 DOM
10. 2026-06-01
    days on market $175,000 Active 268 DOM
11. 2026-05-31
    days on market $175,000 Active 267 DOM
12. 2026-05-30
    days on market $175,000 Active 266 DOM
13. 2026-05-11
    historical
14. 2026-03-26
    status Active
15. 2026-03-26
    historical
16. 2026-02-21
    status Active
17. 2026-02-20
    historical
18. 2026-01-02
    status Back On Market 320-char remark

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

19. 2026-01-02
    status Active

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

20. 2026-01-02
    status Active

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

21. 2026-01-01
    historical
22. 2025-12-31
    historical

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

23. 2025-12-31
    historical 320-char remark

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

24. 2025-09-19
    price $175,000

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

25. 2025-09-19
    price $175,000 320-char remark

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

26. 2025-09-02
    listed $185,000 Active
27. 2025-09-01
    listed $175,000 Active
28. 2025-09-01
    listed $175,000 Active
29. 2025-08-25
    listed $185,000 New 320-char remark

    Show marketing remark (320 chars)

    Welcome to this beautiful home in a convenient location in Augusta. This 3 bedroom/2 bath home is designed for comfort and entertainment. This has been remolded, new roof, cabinetry, counter top, HVAC, stove, microwave, new flooring laminate and carpet, new lighting and so much more. Close to shopping and Ft Eisenhower

30. 2006-11-14
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,557
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$5,091
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,409/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richmond County
• NCES district ID: 1304380
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $38,069
• Composite: 13.43/100
• National rank: #9524
• State rank: #154 of 174 in GA

Livability — Augusta-Richmond County consolidated government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Augusta-Richmond County consolidated government (balance), GA
• County: Richmond County · 190,917 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 200,753 people
• By 2030: 200,232 · -0.3%
• By 2040: 196,813 · -2.0%
• By 2050: 190,347 · -5.2%
• By 2075: 172,496 · -14.1%
• By 2100: 146,284 · -27.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+36.1) · D 67.8% · R 31.7%
• 2008→2024 swing: +4.3pp toward D · 2008: 31.8pp · 2024: 36.1pp
• All cycles: 2024: D+36.1 2020: D+37.2 2016: D+32.4 2012: D+33.8 2008: D+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+1066.7% since first listed

18 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-02 Relisted — GAMLS
• 2026-01-02 Relisted — Hive MLS
• 2026-01-02 Relisted — AMLS
• 2026-01-01 Delisted — AMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-09-19 Price Changed $175,000 AMLS
• 2025-09-19 Price Changed $175,000 GAMLS
• 2025-09-02 Listed $185,000 AMLS
• 2025-09-01 Listed $175,000 Hive MLS
• 2025-09-01 Listed $175,000 Hive MLS
• 2025-08-25 Listed $185,000 GAMLS
• 2006-11-14 Sold (Public Records) $15,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $219 · +5.2% YoY. Source: county tax records.